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Your VA closing costs are the VA funding fee plus third-party charges: appraisal, title insurance, escrow, survey, recording, and prepaid taxes and insurance. We charge no lender fees at all, so there is no origination, underwriting, processing, or application fee in your total. The largest line for most San Antonio buyers is prepaid property taxes, because Texas tax rates are high relative to most states. We give you an itemized estimate at pre-qualification rather than a range.
This page carries the numbers, not the sales pitch: the statutory VA funding fee schedule, the 2026 reference loan limits for every county in the San Antonio metro, and every closing cost line item with who charges it. We deliberately do not publish interest rates — a rate on a webpage is not a quote.
Percentages of the loan amount, in effect since January 1, 2020. The fee can be financed into the loan rather than paid in cash.
| Down Payment | First Use | Subsequent Use |
|---|---|---|
| Less than 5% | 2.15% | 3.30% |
| 5% to 9.99% | 1.50% | 1.50% |
| 10% or more | 1.25% | 1.25% |
VA cash-out refinance
2.15% first use / 3.30% subsequent use
Applies regardless of equity position.
IRRRL (streamline refinance)
0.50%
Same low fee whether it is your first VA loan or your fifth.
VA loan assumption
0.50%
Paid by the buyer assuming the loan.
With full entitlement there is no VA loan limit. These figures only apply if your entitlement is reduced by an existing VA loan or a prior VA foreclosure. Every county in the San Antonio metro sits at the national baseline — none are designated high-cost.
| County | 1 Unit | 2 Units | 3 Units | 4 Units |
|---|---|---|---|---|
| Bexar CountySan Antonio, Universal City, Converse, Helotes, Stone Oak, JBSA installations | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
| Comal CountyNew Braunfels, Bulverde, Garden Ridge, Canyon Lake | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
| Guadalupe CountySchertz, Cibolo, Seguin, Marion | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
| Kendall CountyBoerne, Comfort, Fair Oaks Ranch | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
| Wilson CountyFloresville, La Vernia, Stockdale | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
| Medina CountyCastroville, Hondo, Devine | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
| Atascosa CountyPleasanton, Lytle, Jourdanton | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
| Bandera CountyBandera, Pipe Creek, Lakehills | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
Source: 2026 FHFA conforming loan limits. See our full VA loan limits page for other counties.
Gold check means we do not charge it. The barred icon means VA prohibits charging it to the veteran at all.
We charge no lender fees on our VA loans. VA caps lender origination at 1% of the loan amount; ours is zero.
Not charged on our VA loans.
Not charged. There is no cost to get pre-qualified with us.
A percentage of the loan amount, set by statute. Financeable into the loan, and fully waived if you are exempt.
VA sets the maximum appraisal fee by state and assigns the appraiser. Paid by the buyer, though a seller may cover it.
A third-party pass-through cost.
In Texas, title insurance premiums are regulated by the state, so they do not vary between title companies.
The title company's fee for handling closing and disbursement.
Commonly required in Texas. Frequently paid by the seller, and often an existing survey can be reused.
Bexar, Comal, Guadalupe, or Kendall County recording fees, depending on where you buy.
Not a fee — money set aside for your own tax and insurance bills. Texas property tax rates make this the largest single line for most San Antonio buyers.
Required on VA loans in Texas. The veteran is not permitted to pay for it, so the seller, agent, or lender covers it.
This is a VA non-allowable charge. The veteran cannot be charged for it.
A VA non-allowable charge for the veteran buyer.
Quick Answer
Your VA closing costs are the VA funding fee plus third-party charges: appraisal, title insurance, escrow, survey, recording, and prepaid taxes and insurance. We charge no lender fees at all, so there is no origination, underwriting, processing, or application fee in your total. The largest line for most San Antonio buyers is prepaid property taxes, because Texas tax rates are high relative to most states. We give you an itemized estimate at pre-qualification rather than a range.
How Bexar, Comal, Guadalupe and Kendall county property taxes and Texas insurance costs shape a real San Antonio VA loan payment — and how to budget accurately.
Read the articleWhy the same VA loan is priced differently by brokers and retail lenders, and what to compare on a Loan Estimate.
Read the articleHow long a VA loan takes to close in Bexar County and San Antonio, week by week, plus the two steps that cause almost every delay.
Read the articleWe give you an itemized cost estimate at pre-qualification, not a range and not a teaser rate.
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